Proposal to amend the Southern Tasmania Regional Land Use Strategy
In summary this proposal involves:
- Changes to the Urban Growth Boundary (Map 10)
- Amendment to the Settlement and Residential Development - Regional Policy: SRD 2.12
Background
The three regional land use strategies were put in place in 2011 to facilitate and manage change, growth and development in the three regions of Tasmania over a 25-year period.
They were the culmination of a significant body of strategic analysis and represented the agreed position of all the councils in the regions at that time.
The regional land use strategies are given statutory effect when the Minister declares and/or amends them under section 5A of the Land Use Planning and Approvals Act 1993 (LUPAA).
The Southern Tasmania Regional Land Use Strategy (STRLUS) 2010 – 2035 includes an Urban Growth Boundary, which sets the outer limits of the footprint of urban land use. It includes land zoned for a range of uses, including industrial, commercial, civic, open space, recreational, urban and suburban residential development.
Current Situation
Tasmania is currently experiencing unprecedented population growth and pressure for housing and significant work was undertaken in relation to the management of this growth during the preparation of the Greater Hobart Plan.
The Greater Hobart Plan, which was recently endorsed by the Tasmanian Government and the Mayors of the four metropolitan councils of Hobart, Glenorchy, Clarence and Kingborough, sets out the broad strategic direction for the growth and development of Greater Hobart over the next 30 years.
A foundational outcome of the Greater Hobart Plan is to provide for a short to medium term update to STRLUS, including changes to the urban growth boundary where necessary, and where such changes support future growth objectives.
The State Planning Office, in conjunction with the four Greater Hobart Councils and Sorell and Brighton, have worked together to a identify a number of proposed changes to the urban growth boundary. These include the correction of anomalies and errors, as well as small logical extensions to areas of land adjoining the current boundary, which do not require further strategic justification or assessment of infrastructure serviceability.
It is important to note that correcting the boundary will not change the zoning of the affected land. Any changes to the zoning will be initiated by the local Councils in accordance with LUPAA.
Urban Growth Boundary Corrections
All the proposed urban growth boundary corrections are identified in the maps [insert link].
The majority of the proposed corrections are minor and serve to ‘tidy up’ the boundary. Some reflect the current use of the land, such as at Spring Farm, Kingston, or the current zoning, such as at Ashgrove Crescent, Old Beach.
The Tranmere/Droughty Point peninsula has been included because the current boundary is inconsistent with the way the boundary is applied elsewhere in the region. It is the only location where the boundary creates a ‘hole’ within the urban settlement pattern excluding the ridgeline. Removing the boundary in this location will make it consistent with similar geographical features such as Natone Hill, Rosny Hill, Gordons Hill and the Hobart Domain.
The Risdon area adjacent to the East Derwent Highway has been included as it is already characterised by residential use and other forms of urban development. This is consistent with other locations within the urban growth boundary such as the Nyrstar industrial area and the Hobart International Airport. This change will also provide for the opportunity for further residential development to be considered.
Amendment to STRLUS Clause SRD 2.12
In addition to correcting anomalies, consideration has been given to providing for appropriate residential development on land outside but adjacent to the urban growth boundary. Currently, under clause SRD 2.12 of the STRLUS, such opportunities are very limited and must be less than 2ha in area.
The intention is to remove some of the restrictions and allow proposals for rezoning for residential development outside but adjacent to the urban growth boundary to be considered on their merits by local councils, and then the Tasmanian Planning Commission through the standard planning scheme amendment process.
The proposed revised clause SRD 2.12 is as follows:
Notwithstanding SRD 2.2 and SRD 2.8, and having regard to the strategic intent of the Urban Growth Boundary under SRD 2 to manage and contain growth across greater Hobart, land outside the Urban Growth Boundary shown in Map 10 may be considered for urban development if it:
- shares a common boundary with land zoned for urban development within the Urban Growth Boundary; and
- does not constitute a significant increase in land zoned for urban development in that locality; and
- is identified in a settlement strategy or structure plan produced or endorsed by the relevant planning authority; or
- only provides for a minor and logical extension to urban development beyond the Urban Growth Boundary; and
- can be supplied with reticulated water, sewerage and stormwater services; and
- is aligned with the capacity of transport and road infrastructure and minimises impacts on the efficiency and safety of road networks; and
- results in minimal potential for land use conflicts with adjoining uses.
Status and Next Steps
As required under LUPAA, the Minister for Planning wrote to relevant State Agencies, Authorities, the Tasmanian Planning Commission, and all southern councils on 10 March 2023 seeking comment on the proposed changes to the STRLUS and giving them until 14 April 2023 to respond.
Once this consultation has concluded, all responses will be reviewed and an updated STRLUS will prepared for the Minister for Planning to consider for declaration.
This is the first in what will be a series of STRLUS updates as part of the ongoing comprehensive review process. The next stage will be to give effect to the settlement planning that is currently underway as part of the implementation of the Greater Hobart Plan and the extensive residential land supply and analysis, which includes Brighton and Sorell along with the four Greater Hobart councils.
This second stage may also incorporate the outcomes of the structure planning that is being undertaken by regional councils, with funding provided by the Government.
STRLUS Urban Growth Boundary updates - Stage 1 Identified Sites - March 2023